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County staff outline draft UDO standards for data centers including 300‑acre minimum, noise and water limits
Summary
Newton County staff presented a working draft of a new UDO section (510205) on March 3, 2026 proposing minimum lot sizes, residence setbacks, buffers, infrastructure proximity, utility verification and restrictions on evaporative cooling for data centers; commissioners asked staff to check parcel availability and refine enforceability.
County staff presented a high‑level draft for a new Unified Development Ordinance section governing data centers, saying the county lacks broad standards outside the Stanton Springs Business Park District and needs a consistent approach if applications arrive.
The working draft described to the Newton County Board of Commissioners would create UDO section 510205 and includes numeric thresholds and site requirements: a minimum lot size of about 300 acres, a 1,000‑foot separation from residential districts or residential uses, a 100‑foot buffer yard complying with other UDO landscaping standards, and a siting requirement that facilities be located within 1,000 feet of adequate public infrastructure for electricity, water, wastewater and fiber.
Staff also described operational limits: daytime noise capped at 60 dB (8 a.m.–5 p.m.) and nighttime noise capped at 50 dB (5 p.m.–8 a.m.), restrictions on perceptible vibration beyond property lines, and design requirements to prevent heat from affecting neighboring properties. The draft would require applicants to provide written verification from utility providers that the utilities and infrastructure can support the proposed consumption; where necessary, applicants may be required to fund infrastructure upgrades.
On cooling technology, staff said the draft would favor water‑efficient options: facilities using water‑based systems should incorporate closed‑loop or air‑cooled systems where feasible and the draft would specifically prohibit evaporative (water‑intensive) cooling. “Closed‑loop cooling…will reduce the dependence on water,” David of development services said during Q&A.
Commissioner Mason asked whether staff had checked how much developable land in the county would meet a 1,000‑foot residential separation; staff said they had not and recommended development services run parcel analyses to ensure the setback is achievable or to determine whether a larger buffer is warranted. Several commissioners said they want more detailed, enforceable language in the draft and suggested the board consider whether data centers should be treated through a technology‑center district or require conditional use review rather than automatic zoning.
Staff characterized the draft as an early working document and told the board it would continue to refine definitions, numeric thresholds and enforcement provisions before returning with a more complete proposal; no votes or final decisions were taken at the March 3 meeting.
